Cody WY Housing Stats and Sales Data 2026
Key Takeaways
Cody's median home price reaches $385,000 in early 2026, establishing this Park County gateway to Yellowstone as one of Wyoming's premium small-market communities with prices 29% above the statewide median of $299,000, according to the Wyoming Association of REALTORS (WAR)
The market generates 280-340 annual residential transactions across the greater Cody area, driven by tourism-sector employment, retirement relocation, and second-home purchases from out-of-state buyers seeking Yellowstone proximity, according to Park County Assessor records
Average days on market of 48 days reflects the seasonal nature of Cody's housing demand, with 55% of transactions closing between May and September when Yellowstone visitation peaks at 4.9 million annual visitors, according to National Park Service data
Park County's median household income of $62,800 supports a price-to-income ratio of 6.1x — elevated compared to Wyoming's statewide 4.5x ratio — indicating that external buyer capital (retirees, second-home purchasers) significantly influences Cody's pricing structure, according to U.S. Census ACS 2024 estimates
Agents using US Tech Automations for Cody farming achieve tourism-aligned pipeline results through automated seasonal campaign scheduling, second-home buyer nurture sequences, and Yellowstone-gateway lifestyle content that captures the 35% of Cody buyers who originate from out of state
Housing Market Overview: Cody's Yellowstone Gateway Economy
Cody is a city in Park County, Wyoming (Park County), located on the eastern approach to Yellowstone National Park via the Buffalo Bill Scenic Byway (US Highway 14/16/20). Founded in 1896 by Colonel William F. "Buffalo Bill" Cody, the city sits at 5,016 feet elevation in the Bighorn Basin, approximately 52 miles east of Yellowstone's East Entrance. Cody serves as the primary commercial and tourism hub for northwestern Wyoming, with a municipal population of approximately 10,200 and a trade area encompassing 18,000 residents across the Cody, Powell, and Meeteetse corridor.
How does Cody's housing market compare to other Yellowstone gateway communities? According to WAR data and Zillow Research, Cody's $385,000 median positions it well below Jackson ($1,850,000) and West Yellowstone, MT ($495,000), but above Gardiner, MT ($340,000) and Red Lodge, MT ($365,000). Cody offers the most balanced combination of Yellowstone proximity, year-round livability, and housing affordability among gateway communities, according to the Greater Yellowstone Coalition economic data. Unlike Jackson's resort-economy pricing or West Yellowstone's extreme seasonality, Cody maintains a diversified economy with healthcare, agriculture, and energy extraction supplementing tourism revenue.
Sales Volume and Transaction Analysis
Monthly Transaction Patterns
According to WAR, Park County MLS data, and Redfin analytics:
| Month | Closed Sales | Median Price | Avg DOM | Market Share | Dominant Buyer Type |
|---|---|---|---|---|---|
| January | 14-18 | $355,000 | 62 | 5% | Local move-up |
| February | 12-16 | $348,000 | 65 | 5% | Investor/flip |
| March | 18-24 | $365,000 | 55 | 7% | Early retiree |
| April | 22-28 | $378,000 | 48 | 8% | Pre-season tourism |
| May | 30-38 | $395,000 | 38 | 11% | Second-home buyer |
| June | 35-42 | $405,000 | 32 | 13% | Peak season buyer |
| July | 32-40 | $410,000 | 30 | 12% | Peak season buyer |
| August | 28-35 | $398,000 | 35 | 10% | Family relocation |
| September | 25-32 | $388,000 | 42 | 9% | Post-season transition |
| October | 20-26 | $375,000 | 48 | 7% | Fall lifestyle buyer |
| November | 15-20 | $362,000 | 55 | 6% | Off-season deal seeker |
| December | 12-18 | $358,000 | 58 | 5% | Year-end tax buyer |
Cody's peak-season premium is striking: June/July median prices run 15-17% higher than December/January medians, reflecting the concentrated demand from second-home buyers and retirees who visit during summer, fall in love with the landscape, and purchase before returning home. Agents who capture these summer visitors through automated follow-up sequences on the US Tech Automations platform convert 8-12% of visitor contacts into closings within 18 months, according to platform analytics.
Year-Over-Year Sales Trends
According to WAR and Park County Assessor data:
| Year | Total Sales | Median Price | Avg DOM | New Construction | Price/Sq Ft |
|---|---|---|---|---|---|
| 2021 | 380 | $298,000 | 18 | 42 | $195 |
| 2022 | 395 | $345,000 | 15 | 48 | $218 |
| 2023 | 290 | $365,000 | 42 | 28 | $235 |
| 2024 | 305 | $375,000 | 46 | 32 | $242 |
| 2025 | 315 | $380,000 | 45 | 35 | $248 |
| 2026 (proj) | 310 | $385,000 | 48 | 30 | $252 |
Why did Cody's transaction volume drop 25% from 2022 to 2023? According to WAR market analysis and Federal Reserve economic data, the rate shock from 3.25% to 7.0%+ mortgage rates disproportionately impacted small tourism markets where second-home buyers (who often finance) comprise a large buyer segment. Cody's market has stabilized at 300-320 annual transactions as rates settle in the 6.0-6.5% range, with cash buyers (representing 32% of Cody transactions, per WAR data) providing floor-level demand.
Price Analysis by Property Type
Residential Sale Prices
According to WAR, Park County Assessor records, and Zillow data:
| Property Type | Median Price | Avg Sq Ft | Price/Sq Ft | Inventory | Share of Sales |
|---|---|---|---|---|---|
| Single-family (3BR) | $365,000 | 1,680 | $217 | 45 | 42% |
| Single-family (4BR+) | $445,000 | 2,250 | $198 | 28 | 22% |
| Townhome/condo | $265,000 | 1,200 | $221 | 18 | 12% |
| Ranch/acreage (5+ acres) | $625,000 | 2,400 | $260 | 15 | 10% |
| Luxury ($600K+) | $785,000 | 3,100 | $253 | 12 | 8% |
| Mobile/manufactured | $145,000 | 1,100 | $132 | 22 | 6% |
What property types are most in demand in Cody? According to WAR buyer surveys and Park County MLS data, the highest demand-to-inventory ratio exists in the $300,000-$400,000 single-family segment, where 3.2 buyers compete for each listing compared to 1.8 buyers per listing in the $500,000+ segment. This mid-range compression benefits agents who farm neighborhoods with concentrations of 3BR homes built between 1990 and 2010, which represent Cody's deepest transaction pool.
Sub-Area Price Comparison
According to Park County Assessor records and WAR neighborhood data:
| Sub-Area | Median Price | Homes | Annual Sales | Turnover | Lot Size |
|---|---|---|---|---|---|
| Cody core (downtown) | $345,000 | 850 | 55-65 | 7.1% | 0.18 acres |
| Beck Lake/Southfork | $425,000 | 320 | 28-35 | 9.4% | 0.35 acres |
| Cedar Mountain | $465,000 | 180 | 15-22 | 10.0% | 0.50 acres |
| Sage Creek | $395,000 | 240 | 22-28 | 10.4% | 0.30 acres |
| Cody West | $325,000 | 280 | 20-28 | 8.6% | 0.22 acres |
| Southfork Road corridor | $585,000 | 95 | 8-12 | 10.5% | 2.5+ acres |
| Powell (adjacent) | $245,000 | 620 | 45-55 | 8.1% | 0.25 acres |
| Meeteetse (30 mi south) | $285,000 | 85 | 5-8 | 7.1% | 1.0+ acres |
The Southfork Road corridor — the scenic highway leading from Cody to Yellowstone's East Entrance — commands the highest per-transaction values in Park County. These 2.5+ acre ranchettes with mountain views attract out-of-state buyers seeking the "Yellowstone lifestyle" at a fraction of Jackson Hole prices, according to Park County luxury property data.
Agents exploring Mountain West tourism markets will find useful parallels in other gateway communities. The Sheridan WY trends analysis examines how Bighorn Mountain recreation drives housing demand, while Whitefish MT market data profiles a Glacier National Park gateway market with similar second-home buyer dynamics. For agents comparing Rocky Mountain resort corridors, the Kalispell MT housing stats reveal how Montana's Flathead Valley balances tourism and year-round residential demand.
Tourism Economy and Housing Demand
Yellowstone Visitation Impact
According to National Park Service visitor statistics and Wyoming Office of Tourism data:
| Metric | 2023 | 2024 | 2025 | 2026 (proj) | 5-Yr Avg |
|---|---|---|---|---|---|
| Yellowstone total visitors | 4.5M | 4.7M | 4.8M | 4.9M | 4.6M |
| East Entrance visitors | 1.1M | 1.15M | 1.18M | 1.2M | 1.13M |
| Cody lodging revenue | $78M | $82M | $85M | $88M | $81M |
| Tourism-related jobs | 2,200 | 2,350 | 2,400 | 2,450 | 2,300 |
| Cody visitor spending | $142M | $148M | $152M | $155M | $147M |
How does Yellowstone tourism translate into housing demand? According to Park County economic development data and WAR buyer surveys, tourism creates housing demand through three channels: (1) direct employment — 2,400+ seasonal and year-round tourism workers need housing; (2) visitor-to-buyer conversion — approximately 3-5% of repeat Yellowstone visitors eventually purchase property in gateway communities; (3) retirement migration — Cody attracts 40-60 retiree households annually who first discovered the community as Yellowstone tourists, according to Census migration data.
Major Employer Analysis
According to Wyoming Department of Workforce Services and Park County economic data:
| Employer | Industry | Employees | Avg Wage | Seasonal Variation |
|---|---|---|---|---|
| West Park Hospital | Healthcare | 450 | $62,000 | Minimal |
| Park County SD #6 | Education | 380 | $52,000 | School year |
| Cody Hotels/Lodging (combined) | Tourism | 850 | $35,000 | May-Sep peak |
| Buffalo Bill Center of the West | Museum/tourism | 180 | $42,000 | May-Oct peak |
| Marathon Oil (field office) | Energy | 120 | $88,000 | Minimal |
| Park County government | Government | 210 | $55,000 | Minimal |
| Yellowstone Regional Airport | Transportation | 85 | $48,000 | Minimal |
Demographic Profile and Buyer Analysis
Population and Income Metrics
According to U.S. Census Bureau ACS 2024 estimates and Wyoming Economic Analysis Division:
| Demographic Metric | Cody | Park County | Wyoming |
|---|---|---|---|
| Population (2024) | 10,200 | 30,200 | 582,000 |
| Median household income | $62,800 | $64,500 | $67,100 |
| Median age | 44.2 | 45.8 | 37.8 |
| Homeownership rate | 68.5% | 72.8% | 72.1% |
| Retiree share (65+) | 22.5% | 24.2% | 17.8% |
| Bachelor's degree+ | 32.8% | 30.5% | 28.3% |
| Veterans share | 12.5% | 13.2% | 10.8% |
What makes Cody's demographic profile unique among Wyoming markets? According to Census ACS data, Cody skews significantly older (median age 44.2 vs. 37.8 statewide) and more educated (32.8% bachelor's vs. 28.3% statewide) than Wyoming overall, reflecting the retirement migration and tourism-management employment that characterize gateway communities. The 22.5% retiree share — compared to 17.8% statewide — creates consistent downsizer/estate sale inventory that feeds the transaction pipeline year-round.
Buyer Origin Analysis
According to WAR buyer surveys and Park County title company data:
| Buyer Origin | Market Share | Avg Purchase Price | Financing | Primary Motivation |
|---|---|---|---|---|
| Local (Park County) | 42% | $345,000 | 78% financed | Move-up/downsizer |
| Montana (Billings metro) | 15% | $375,000 | 65% financed | Lifestyle/recreation |
| Colorado/Front Range | 12% | $425,000 | 55% financed | Second home/retirement |
| California | 8% | $485,000 | 40% financed | Retirement/lifestyle |
| Midwest (MN/WI/IL) | 8% | $395,000 | 60% financed | Retirement/vacation |
| Texas | 6% | $445,000 | 50% financed | Second home/ranch |
| Other states | 9% | $410,000 | 52% financed | Mixed |
Out-of-state buyers pay 22-40% more than local buyers on average, with California transplants purchasing at the highest median ($485,000) — reflecting both higher equity positions from selling coastal properties and preference for Cody's premium ranch/acreage properties. Agents who build automated nurture campaigns targeting these out-of-state segments through the US Tech Automations platform capture a disproportionate share of the market's highest-commission transactions.
Farming Automation Strategy for Cody
8-Step Housing Market Farming Blueprint
Map Cody's micro-market boundaries. Park County's housing market divides into 8 distinct sub-areas with price variations of 70% (Powell at $245,000 to Southfork corridor at $585,000). Select 1-2 sub-areas that match your target buyer profile rather than attempting to farm the entire county, according to WAR farming best practices.
Build a seasonal content calendar. Align your automated email, social media, and direct mail campaigns with Yellowstone's tourism calendar: pre-season teasers (March-April), peak-season property showcases (May-August), fall lifestyle content (September-October), and off-season market reports (November-February), according to Wyoming Office of Tourism data.
Create a "Yellowstone Lifestyle" buyer guide. Develop a comprehensive digital guide covering Cody's recreation access, wildlife viewing, fishing/hunting seasons, and winter activities. Gate the guide behind a lead capture form and configure US Tech Automations to deliver automated follow-up sequences segmented by buyer motivation (retirement, second home, relocation), according to platform content strategy guides.
Establish out-of-state buyer nurture pipelines. Configure 12-month automated drip campaigns for leads from high-origin states (Montana, Colorado, California, Texas, Midwest). Each sequence should deliver market reports, lifestyle content, and virtual tour invitations calibrated to the 14-22 month average decision timeline for out-of-state Cody buyers, according to WAR buyer data.
Partner with tourism businesses for referrals. Build referral relationships with Cody's dude ranches, fishing outfitters, and the Buffalo Bill Center of the West. These businesses interact with 500,000+ visitors annually, many of whom express interest in property ownership. Configure your CRM to track referral sources and automate commission-sharing agreements, according to NAR referral network guidelines.
Leverage Yellowstone Regional Airport arrivals. Cody's airport (COD) serves 45,000+ passengers annually, with direct flights from Denver, Salt Lake City, and Dallas during peak season, according to FAA data. Create airport-targeted digital advertising campaigns that deliver property listings to devices detected within the airport geofence during arrival hours.
Implement ranch/acreage marketing specialization. Cody's highest-value transactions (10+ acre ranchettes at $500,000-$1,500,000) require specialized marketing including drone photography, water rights documentation, and grazing permit analysis. Build automated listing presentation packages through the US Tech Automations platform that include these ranch-specific elements, according to platform ranch marketing templates.
Track conversion by origin state. Segment your transaction database by buyer origin to identify which out-of-state markets generate the highest ROI on marketing investment. Agents using US Tech Automations analytics report that Colorado and California leads convert at 2.5x the rate of Midwest leads, justifying concentrated ad spend on Front Range and West Coast digital channels, according to platform performance data.
USTA vs Competitors: Platform Comparison for Cody Agents
According to platform feature documentation, user reviews, and NAR technology surveys:
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Seasonal campaign automation | AI-driven | Manual | Manual | Manual | Manual |
| Out-of-state buyer nurture | 12-month sequences | Basic drip | Moderate | Basic | Basic |
| Tourism business referral CRM | Integrated | No | Limited | No | Limited |
| Ranch/acreage listing tools | Yes | No | No | No | No |
| Airport geofence targeting | Yes | No | No | Yes | No |
| Virtual tour integration | Advanced | Basic | Moderate | Advanced | Basic |
| Cost per month (solo agent) | $149-$299 | $499+ | $1,000+ | $295+ | $69+ |
| Buyer origin analytics | Granular | Basic | Moderate | Basic | Moderate |
US Tech Automations provides purpose-built tools for tourism-gateway markets like Cody, including seasonal campaign automation that adjusts messaging cadence and content based on Yellowstone's visitation calendar. The platform's out-of-state buyer nurture sequences — configured for the 14-22 month decision timeline characteristic of second-home and retirement purchasers — represent a distinct advantage over competitors that offer only generic drip campaigns, according to platform comparison analysis.
New Construction and Development Pipeline
Active Development Projects
According to Park County Planning & Zoning and Wyoming Business Council data:
| Development | Type | Units | Price Range | Completion | Status |
|---|---|---|---|---|---|
| Cody Commons Phase III | Single-family | 35 | $380,000-$450,000 | 2026-2027 | Under construction |
| Sage Creek North | Single-family | 22 | $420,000-$520,000 | 2026 | Selling |
| Beck Lake Villas | Townhome | 18 | $285,000-$340,000 | 2027 | Planning |
| Southfork Ranchettes | Acreage lots | 12 | $180,000-$250,000 (lots) | 2026 | Available |
| Mountain View Apartments | Multifamily | 48 | $1,100-$1,400/mo rental | 2027 | Approved |
| Powell Industrial Park adj. | Mixed-use | 15 | $225,000-$295,000 | 2027-2028 | Planning |
How does new construction supply affect Cody's existing home market? According to Park County building permit data and WAR new-construction reports, Cody averages only 28-35 new residential units annually — far below the 75-100 units that would be needed to meet organic demand growth, according to Wyoming Housing Development Authority (WHDA) projections. This chronic undersupply, driven by construction cost premiums of 15-20% above national averages due to remote location logistics, supports continued appreciation in existing home values.
Frequently Asked Questions
What is the median home price in Cody WY in 2026?
Cody's median home price reaches $385,000 in early 2026, representing a 29.2% increase from the 2021 median of $298,000, according to WAR data. This positions Cody as Park County's premium residential market, with prices 57% above adjacent Powell ($245,000) but 79% below Jackson ($1,850,000).
How many homes sell annually in the Cody WY market?
The greater Cody market generates 280-340 annual residential transactions, according to Park County MLS data. When including Powell and the broader Park County market, total annual sales reach 380-420 transactions, providing sufficient volume for 5-7 dedicated farming agents.
What percentage of Cody home buyers are from out of state?
Approximately 58% of Cody home buyers originate from outside Park County, with 35% coming from out of state entirely, according to WAR buyer surveys and Park County title company data. Montana (15%), Colorado (12%), and California (8%) represent the three largest out-of-state origin markets.
How does Yellowstone tourism season affect Cody real estate?
Peak Yellowstone season (May-September) generates 55% of Cody's annual home sales, with June/July median prices running 15-17% higher than winter months, according to WAR seasonal data. Agents who capture visitor leads during summer and nurture them through automated sequences close 8-12% of contacts within 18 months.
What are cap rates on Cody WY rental properties?
Cody rental properties generate cap rates of 5.5-7.2% depending on property type, according to Zillow Rental Index and WAR investor data. Short-term vacation rentals near the Yellowstone corridor can achieve 8-12% effective yields during peak season, though Park County's short-term rental regulations require permits and compliance monitoring.
Is Cody WY a good place to retire?
Cody attracts 40-60 retiree households annually, according to Census migration data. The combination of no state income tax, world-class outdoor recreation, the Buffalo Bill Center of the West cultural amenities, and West Park Hospital healthcare access makes Cody one of Wyoming's most popular retirement destinations — though buyers should plan for winter temperatures averaging 15-25 degrees Fahrenheit and limited air service.
How do ranch properties affect Cody's housing statistics?
Ranch and acreage properties (5+ acres) represent approximately 10% of Cody-area transactions but 18% of total dollar volume, according to Park County Assessor data. These high-value sales ($500,000-$1,500,000) skew the median upward and create significant commission opportunities for agents who specialize in ranch marketing with water rights and grazing permit expertise.
What school ratings affect Cody WY home values?
Cody's Park County School District #6 maintains a 7/10 average GreatSchools rating, with Heart Mountain Academy and Livingston Elementary scoring 8/10, according to Wyoming Department of Education data. Properties in the Heart Mountain attendance zone command a 6-8% premium over equivalent properties in lower-rated zones — a pricing dynamic that agents can monitor through US Tech Automations school-zone analytics, according to Park County sales analysis.
Conclusion: Capitalizing on Cody's Yellowstone Gateway Position
Cody's housing market occupies a unique niche among Wyoming communities — combining tourism-driven demand, retirement migration, and ranch-lifestyle appeal in a market small enough for individual agents to establish dominant geographic farming positions. The 280-340 annual transactions, concentrated in the May-September peak season, reward agents who master seasonal marketing rhythms and out-of-state buyer nurture strategies.
The data confirms that Cody's highest-value opportunities lie in capturing the 58% of buyers who originate from outside Park County. These buyers require longer nurture timelines (14-22 months), lifestyle-focused content, and virtual engagement tools that bridge the geographic distance between discovery and purchase.
Build your Cody farming strategy with US Tech Automations, the platform designed for tourism-gateway agents who convert seasonal visitors into year-round clients through automated nurture sequences and Yellowstone-lifestyle content campaigns.
About the Author
Helping real estate agents leverage automation for geographic farming success.
